annual planning survey 2016 - manchester
TRANSCRIPT
glhearn.com
Agenda
• Setting the scene and findings Phil Robinson, Planning Associate Director, GL Hearn
• The developer’s response Thomas Hattig Development Manager, Vastint
• The local authority’s response Rebecca Coley, Head of Planning and Development, Trafford Council
• Debate, conclusions and next steps Ian Fletcher, Director of Policy (Real Estate), British Property Federation
GL Hearn and BPF’s - thought-leaders in the industry
Collect
Analyse
Engage
Collect factual data on numbers, determination
speeds and approval rates of major applications
Collect opinion data on the status of the planning
system from LPAs and applicants
Analyse MAR/APS data and overlay with industry
knowledge to create compelling thought-
leadership content
Drive engagement with GL Hearn and BPF via
thought-leadership report, industry
conferences and other deliverables
#planningsurvey
Robust research project in its 5th year
Major Application
Research (MAR)
• Greater London
• Greater Manchester
• South West
• North East Combined
• Liverpool City Region
• West Yorkshire
• Sheffield City Region
• Edinburgh & Glasgow
Annual Planning
Survey (APS)
• Structured online survey
• Conducted in June / July
2016
• Across England & Scotland
• Public and private sector
#planningsurvey
Overall volume of determinations dropped in tracked
regions
1,075
775
389
1,021
294
180
758
351
180
772
313
108 273 172
261
142 49
London GreaterManchester
South West North EastCombinedAuthority
Liverpool CityRegion
West Yorkshire Sheffield CityRegion
Edinburgh andGlasgow
2011/2012 2012/2013 2013/2014 2014/2015 2015/2016
+2%
-11%
-40%
-7% compared to 2014-15
(1,289 1,193)
Number of major applications determined…
#planningsurvey
9
Greater Manchester – determinations fall in 6/10 Authorities
-100%
-80%
-60%
-40%
-20%
0%
20%
40%
60%
80%
100%
Ma
ncheste
r
Tam
esid
e
Ro
ch
dale
Tra
ffo
rd
Salford
Sto
ckp
ort
Old
ham
Wig
an
Bolton
Bury
Change in number of major applications determined by boroughs 2014/15 2015/16
#planningsurvey
The Northern Powerhouse
The Northern Powerhouse determined a total of
1,161 major applications this year, 50% more than
Greater London.
#planningsurvey
11
Edinburgh
and Glasgow
90% 80%
Greater
London
92%
Northern
Powerhouse
90%
North East Liverpool
City
95%
West
Yorkshire
90%
Sheffield City
93%
91%
South West
Greater
Manchester
92%
Approval rates
#planningsurvey
…London approval rate at lowest level since study began
2015
2016
84%
-4%
Greater
London
2014
2013
2012 85%
84%
86%
80%
86%
+5%
South
West
82%
91%
95%
-3%
Greater
Manchester
96%
92%
95%
#planningsurvey
All regions take at least 27 weeks to determine
applications
37
27 28
24
31 34
27 27
32
28
32
28 27
31 31
63
GreaterLondon
GreaterManchester
South West North East LiverpoolCity
WestYorkshire
SheffieldCity
Edinburghand
Glasgow*
2011-12 2012-13 2013-14 2014-15 2015-16
Average submission to determination times (weeks)
-2 weeks
+1 week
+5 weeks
*Determination of applications dating from 2004 (Edinburgh City) and 2008 (Glasgow City) heavily influence long determination times
Major application submission to determination takes 28
weeks in Greater Manchester on average
24
27 28
0
5
10
15
20
25
30
2013-14 2014-15 2015-16
Note - excludes pre-submission and post-determination periods
Target
Target (EIA)
#planningsurvey
0
20
40
60
80
100
120
0 10 20 30 40 50 60
Nu
mb
er
of
majo
r ap
pli
cati
on
s d
ete
rmin
ed
(2015/1
6)
Average submission to determination time (weeks)
Manchester performs strongly when volume linked to time
Manchester
Trafford Wigan
Stockport Oldham
Bury
Bury
Salford
Rochdale Tameside
#planningsurvey
294
351
313
24
27 28
Change in volume, approval and average determination time
for Greater Manchester
95% 96%
92%
2013/14 2014/15
Volume
Approval rate
Time (weeks) Submission to determination
2016/16
#planningsurvey
Applicants are becoming increasingly dissatisfied with
decision times
28% 47% 18% 7%
29% 51% 16% 4%
Very dissatisfied Dissatisfied Neutral - it's fine Satisfied Very satisfied
2016
14% 57% 20% 7%
19% 51% 18% 11%
2013
2014
2015
-62%
-75%
NET
-68%
-58%
#planningsurvey
Opinions of the planning system have plummeted
Applicants
2015
Much better 3%
Better
32%
About the same
42%
Worse
17%
Much worse 7%
+11% NET
Much better 1%
Better
25%
About the same
38%
Worse
28%
Much worse 8%
-9% NET
2016
LPAs
Much better 0%
Better
25%
About the same
25%
Worse
39%
Much worse 11%
-25% NET
2015
Much better 2%
Better
13%
About the same
21%
Worse
46%
Much worse 19%
-50% NET
2016
#planningsurvey
Plan-making policies: the NPPF and Local Plans are
increasing development activity
Decrease No change Increase
NET
2016
7%
5%
24%
27%
70%
68%
Applicants
LPAs +63%
+63%
19%
8%
35%
36%
46%
56%
Applicants
LPAs +48%
+27%
NPPF
Local Plans
Neighbourhood
Plans 39%
11%
39%
54%
22%
34%
Applicants
LPAs +23%
-17%
-8%
-25%
NET
2015
+72%
+69%
#planningsurvey
Decision-taking policies : CIL is having the least effect on
development activity
Decrease No change Increase
NET
+72%
+86%
6%
8%
17%
89%
78%
Applicants
LPAsOffice to residential
permitted
development rights
7% 53%
47%
39%
53%
Applicants
LPAs +53%
+32%
Planning
Performance
Agreements
13%
6%
51%
74%
36%
19%
Applicants
LPAs +13%
+23%
Cities and Local
Government
Devolution
Community
Infrastructure Levy
-16%
-31% 48%
19%
36%
78%
17%
3%
Applicants
LPAs
#planningsurvey
Tackling the housing crisis remains the #1 priority for all
Affordable
homes
88%
Homes
for sale
59%
Rental
homes
37%
Office
34%
Infrastructure
78%
Retail
29%
Leisure
7%
Homes
for sale
67%
Affordable
homes
42%
Rental
homes
37%
Infrastructure
35%
Office
31%
Retail
29% Leisure
17%
LPAs Applicants
Priorities for
their
organisation
#planningsurvey
…but there are widespread concerns on delivering housing
Applicants
About the same 46%
Better 23%
Much better
2%
NET:
Worse 24%
About the same 31%
LPAs
Better 10%
Much better
4%
Worse 27%
Much worse
29%
-42% -5%
Much worse
7%
Has the Government’s approach to planning made housing delivery better or worse in
the last 12 months?
#planningsurvey
Applicants think Permission in Principle can improve the
system; LPAs want to see application fee changes
53%
32%
44%
30%
19%
31%
51%
56%
57%
66%
Changes to Planning ApplicationFees
Brownfield Register
Planning Performance Reviews
Section 106 Dispute Resolution
Permission in Principle
Applicants LPAs
#planningsurvey
LPAs and applicants believe that PPAs will have a positive
impact on alleviating LPA resourcing pressures…
No change 41%
53%
6%
No change 22%
61%
17%
LPAs Applicants
Positive impact
Negative impact
#planningsurvey
LPAs want PPAs to follow standard formats; applicants
want set timeframes
LPAs Applicants
Standard format to follow 45% 48%
Clear guidelines on payments
to be achieved 31% 48%
Set timeframe for PPA
agreement 35% 65%
#planningsurvey
glhearn.com
The developer’s response
Thomas Hattig
Development Manager, Vastint
Annual Planning Survey 2016
glhearn.com
The local authority’s response
Rebecca Coley
Head of Planning and Development, Trafford Council
Annual Planning Survey 2016